HomeMy WebLinkAbout2015-10-05 Workshop Meeting Agenda and Reports.pdf
City of Maple Ridge
1. ADOPTION OF THE AGENDA
2. MINUTES – September 14, 2015
3. PRESENTATIONS AT THE REQUEST OF COUNCIL
3.1
4. MAYOR AND COUNCILLORS’ REPORTS
5. UNFINISHED AND NEW BUSINESS
5.1 E-Comm Annual Update
• Fraser MacRae, Director of Police Services
COUNCIL WORKSHOP AGENDA
October 5, 2015
9:00 a.m.
Blaney Room, 1st Floor, City Hall
The purpose of the Council Workshop is to review and discuss policies and
other items of interest to Council. Although resolutions may be passed at
this meeting, the intent is to make a consensus decision to send an item to
Council for debate and vote or refer the item back to staff for more
information or clarification. The meeting is live streamed and recorded by
the City of Maple Ridge.
REMINDERS
October 5, 2015
Closed Council cancelled
Committee of the Whole Meeting 1:00 p.m.
October 13, 2015
Council Meeting 7:00 p.m.
Council Workshop
October 5, 2015
Page 2 of 4
5.2 Maple Ridge Commercial and Industrial Strategy Implementation Plan
Staff report dated October 5, 2015 recommending that the Maple Ridge
Commercial and Industrial Strategy Implementation Plan Matrix be endorsed.
5.3 Albion Flats - Area Planning and Alternative Options for Land Use
Staff report dated October 5, 2015 recommending that the option to revisit the
2010 Charrette Options be endorsed.
5.4 Designation of Deputy Mayor
Resolution designating Councillor Shymkiw to serve as the Acting Mayor, referred
to as the Deputy Mayor and schedule for presiding officers at Committee of the
Whole Meetings.
5.5 Signing Authority for Accounts
Approval of signing authority for accounts at TD Canada Trust
6. CORRESPONDENCE
The following correspondence has been received and requires a response. Staff is
seeking direction from Council on each item. Options that Council may consider include:
a) Acknowledge receipt of correspondence and advise that no further action will be
taken.
b) Direct staff to prepare a report and recommendation regarding the subject matter.
c) Forward the correspondence to a regular Council meeting for further discussion.
d) Other.
Once direction is given the appropriate response will be sent.
6.1 Fraser Health – Harm Reduction
Letter dated September 18, 2015 from Dr. Shovita Padhi, Medical Health Officer,
speaking to the issue of harm reduction and inappropriately discarded needles.
Recommendation:
Council Workshop
October 5, 2015
Page 3 of 4
6.2 Renewed Federal Comprehensive Land Claims Policy – Metro Vancouver
Letter dated September 18, 2015 from Greg Moore, Chair, Metro Vancouver
Board, requesting endorsement of Metro Vancouver’s resolution expressing
concerns that local governments and local government interests were not
identified in a report on the renewed federal comprehensive land claims policy in
relation to local government interests titled “A New Direction”.
Recommendation:
7. BRIEFING ON OTHER ITEMS OF INTEREST/QUESTIONS FROM COUNCIL
8. MATTERS DEEMED EXPEDIENT
9. ADJOURNMENT
Checked by: ___________
Date: _________________
Council Workshop
October 5, 2015
Page 4 of 4
Rules for Holding a Closed Meeting
A part of a council meeting may be closed to the public if the subject matter being considered relates to one
or more of the following:
(a) personal information about an identifiable individual who holds or is being considered for a position as
an officer, employee or agent of the municipality or another position appointed by the municipality;
(b) personal information about an identifiable individual who is being considered for a municipal award or
honour, or who has offered to provide a gift to the municipality on condition of anonymity;
(c) labour relations or employee negotiations;
(d) the security of property of the municipality;
(e) the acquisition, disposition or expropriation of land or improvements, if the council considers that
disclosure might reasonably be expected to harm the interests of the municipality;
(f) law enforcement, if the council considers that disclosure might reasonably be expected to harm the
conduct of an investigation under or enforcement of an enactment;
(g) litigation or potential litigation affecting the municipality;
(h) an administrative tribunal hearing or potential administrative tribunal hearing affecting the municipality,
other than a hearing to be conducted by the council or a delegate of council
(i) the receiving of advice that is subject to solicitor-client privilege, including communications necessary for
that purpose;
(j) information that is prohibited or information that if it were presented in a document would be prohibited
from disclosure under section 21 of the Freedom of Information and Protection of Privacy Act;
(k) negotiations and related discussions respecting the proposed provision of a municipal service that are at
their preliminary stages and that, in the view of the council, could reasonably be expected to harm the
interests of the municipality if they were held in public;
(l) discussions with municipal officers and employees respecting municipal objectives, measures and
progress reports for the purposes of preparing an annual report under section 98 [annual municipal
report]
(m) a matter that, under another enactment, is such that the public may be excluded from the meeting;
(n) the consideration of whether a council meeting should be closed under a provision of this subsection of
subsection (2)
(o) the consideration of whether the authority under section 91 (other persons attending closed meetings)
should be exercised in relation to a council meeting.
(p) information relating to local government participation in provincial negotiations with First Nations, where
an agreement provides that the information is to be kept confidential.
City of Maple Ridge
COUNCIL WORKSHOP MINUTES
September 14, 2015
The Minutes of the City Council Workshop held on September 14, 2015 at 9:00 a.m.
in the Blaney Room of City Hall, 11995 Haney Place, Maple Ridge, British Columbia
for the purpose of transacting regular City business.
PRESENT
Elected Officials Appointed Staff
Mayor N. Read K. Swift, Acting Chief Administrative Officer/General
Councillor K. Duncan Manager of Community Development, Parks and
Councillor B. Masse Recreation Services
Councillor G Robson P. Gill, General Manager Corporate and Financial Services
Councillor T. Shymkiw F. Quinn, General Manager Public Works and Development
Councillor C. Speirs Services
D. Denton, Acting Corporate Officer
ABSENT A. Gaunt, Confidential Secretary
Councillor C. Bell Other Staff as Required
C. Carter, Director of Planning
R. Stott, Environment Planner
C. Goddard, Manager of Development and Environmental
Services
J. Charlebois, Manager of Community Planning
S. Murphy, Planner 2
S. Wheeler, Director of Community Services
L. Benson, Manager of Sustainability and Corporate
Planning
Note: These Minutes are posted on the City Web Site at www.mapleridge.ca
Note: Councillor Masse and Councillor Robson were not in attendance at the start of
the meeting.
1.ADOPTION OF THE AGENDA
The agenda was adopted as circulated with the addition of the following:
7.1 Revisions to the Maple Ridge Council Procedures Bylaw
2.0
Council Workshop Minutes
September 14, 2015
Page 2 of 7
2. MINUTES
2.1 Minutes of the August 31, 2015 Council Workshop Meeting
R/2015-376
It was moved and seconded
That the minutes of the Council Workshop Meeting of August 31, 2015 be
adopted as circulated.
CARRIED
2.2 Minutes of Meetings of Committees and Commissions of Council
• Maple Ridge Social Planning Advisory Committee – June 3, 2015
• Maple Ridge and Pitt Meadows Parks & Leisure Services Commission
- July 9, 2015
R/2015-377
It was moved and seconded
That the minutes of the Maple Ridge Social Planning Advisory Committee of
June 3, 2015 and the Maple Ridge and Pitt Meadows Parks & Leisure
Services Commission of July 9, 2015 be received.
CARRIED
3. PRESENTATIONS AT THE REQUEST OF COUNCIL – Nil
4. MAYOR AND COUNCILLORS’ REPORTS
Councillor Speirs
Councillor Speirs attended the Federation of Canadian Municipalities
conference. He provided a summary of items discussed at the conference.
Mayor Read
Mayor Read attended a meeting of the Metro Vancouver Housing Committee
and the Mayor’s Council meeting on regional transportation.
Councillor Duncan
Councillor Duncan advised on important issues being discussed by the
Alouette River Management Society which included the installation of a fish
ladder by BC Hydro and the possible reactivation of an emergency call out
system during flooding.
Council Workshop Minutes
September 14, 2015
Page 3 of 7
5. UNFINISHED AND NEW BUSINESS
5.1 Draft Tree Management Bylaw No. 7133-2015, Addendum to June 1, 2015
Council Workshop Report
Staff report dated September 14, 2015 recommending that a previously
endorsed tree management review/consultation process be modified to allow
public input on draft Tree Management Bylaw No. 7133-2015 and that a
report be provided on public feedback prior to consideration of readings of the
bylaw.
The Director of Planning provided a background on the current review and
consultation process for the Tree Management Bylaw
Note: Councillor Robson joined the meeting at 9:25 a.m.
The Environmental Planner gave a PowerPoint presentation providing an
update on the Tree Management Bylaw consultation process. Information
provided outlined background on the process and the feedback received and
highlighted proposed revisions as well as the next steps in the process.
R/2015-378
It was moved and seconded
That the previously endorsed Tree Management review/consultation process
be modified to make the draft bylaw available for public viewing and
comment, and that a report be provided on public feedback prior to
consideration of readings of Maple Ridge Tree Management Bylaw No. 7133-
2015.
CARRIED
Note: The meeting was recessed at 10:24 a.m. and reconvened at 10:28
5.2 Housing Action Plan Implementation Framework
Staff report dated September 14, 2015 recommending that the Housing
Action Plan Implementation Framework be endorsed.
The Acting Chief Administrative Officer introduced staff involved in the
Housing Action Plan Implementation Framework project and spoke to the
process involved.
Council Workshop Minutes
September 14, 2015
Page 4 of 7
The Planner 2 gave a PowerPoint presentation providing information on the
context of the implementation framework, the concerns and issues expressed
during previous discussions by Council and the relationship between the
Official Community Plan framework. She also outlined the housing
continuum, the municipal area of influence and gave an implementation
framework timeline summary.
R/2015-379
It was moved and seconded
That the Housing Action Plan Implementation Framework attached as
Appendix A to the report titled Housing Action Plan Implementation
Framework dated September 14, 2015, be endorsed.
R/2015-380
It was moved and seconded
That the motion be revised to add the text “outlining items for Council
discussion” following the text “Framework”.
CARRIED
MOTION AS AMENDED CARRIED
5.3 Fraser Health Authority Needle Distribution Program Discussion
The Acting Chief Administrative Officer advised that the Fraser Health Needle
Distribution program discussion was added to the Workshop agenda to allow
for further input and discussion by Council.
5.3.1
R/2015-381
It was moved and seconded
That staff be directed to prepare a letter on behalf of Council to Fraser Health,
expressing concern over needle supply control and collection, and asking
Fraser Health to work with the City on this issue moving forward; and further
That the Mayor be authorized to work with Fraser Health on the issue.
CARRIED
Council Workshop Minutes
September 14, 2015
Page 5 of 7
5.3.2
R/2015-382
It was moved and seconded
That staff obtain feedback from the Maple Ridge-Pitt Meadows Parks and
Leisure Services Commission and School District No. 42 on whether sharps
containers in parks and on school grounds will be beneficial.
CARRIED
Councillor Shymkiw - OPPOSED
Note: The meeting recessed at 12:00 noon and reconvened at 2:34 p.m.
Councillor Masse and Councillor Shymkiw were not in attendance at the start
of the meeting. Both Councillors arrived at 2:36 p.m.
5.4 Province of BC Climate Leadership Plan Discussion Paper
Staff report dated September 14, 2015 recommending that a list of policy
recommendations from the REAC-Climate Protection Subcommittee be
endorsed in principle, with the exception of Approaches 2.1.1 and 2.1.3 and
that staff submit input to the Climate Leadership Plan process and provide
notice that further input may be provided in December 2015.
The Manager of Sustainability and Corporate Planning reviewed the report.
Councillor Masse advised on discussions at Metro Vancouver pertaining to the
Climate Leadership Plan.
R/2015-383
It was moved and seconded
That the list of policy recommendations from the REAC-Climate Protection
Subcommittee to Regional Engineers Advisory Committee dated August 22,
2015 be endorsed in principle, with the exception of Approach 2.1.3, and
further
That staff submit input on September 14, 2015 to the Climate Leadership
Plan process stating Council’s support for and exceptions to the list of policy
recommendations from the REAC-Climate Protection Subcommittee to
Regional Engineers Advisory Committee dated August 22, 2015, and
provide notice that further input may be provided in December 2015 following
the release of the draft Climate Leadership Plan.
CARRIED
Council Workshop Minutes
September 14, 2015
Page 6 of 7
6. CORRESPONDENCE
6.1 Vancouver Island Building Trades – Asbestos Awareness and Registries
Letter dated July 30, 2015 from Phil Venoit, President, VI-Building Trades
requesting support for the development of a national building registry of all
public buildings which utilize building products containing asbestos.
R/2015-384
It was moved and seconded
That the letter dated July 30, 2015 from the Vancouver Island Building Trades
be received for information and no further action be taken.
CARRIED
Councillor Duncan - OPPOSED
6.2 Municipal Insurance Association of British Columbia (MIABC) – Voting
Delegate
E-mail dated September 9, 2015 from Lisa Storoshenko, MIABC requesting
confirmation of the City of Maple Ridge’s current voting delegate and
alternate(s) for the September 22, 2015 Annual General Meeting.
R/2015-385
It was moved and seconded
That Paul Gill, General Manager of Corporate and Financial Services be
appointed as the voting delegate for the Municipal Insurance Association of
British Columbia’s September 2015 Annual General Meeting and that
Councillor Speirs be appointed as the alternate and that this information be
forwarded to MIABC.
CARRIED
6.3 Upcoming Events
September 17, 2015
8:30 a.m.
South Bonson Community Centre LEED Plaque Unveiling
- South Bonson Community Centre
Organizer: Parks & Leisure Services
September 19, 2015
10:00 a.m.
5th Annual GETIFest – Memorial Park
Organizer: Golden Ears Transition Initiative (GETI)
September 26, 2015
6:00 p.m.
Ridge Meadows Youth Diversion Program Pub Night & Silient
Auction, Equi-Sport Centre
Organizer: Ridge Meadows Youth Diversion Program
September 28, 2015
7:00 p.m.
BC Forum on Health Care for Canadian Seniors – Vancouver
Public Library
Organizer: BC Forum on Health Care Organizing Committee
Council Workshop Minutes
September 14, 2015
Page 7 of 7
7. BRIEFING ON OTHER ITEMS OF INTEREST/QUESTIONS FROM COUNCIL
7.1 Revisions to the Maple Ridge Council Procedures Bylaw
Mayor Read advised on revisions to revisions to the Maple Ridge Council
Procedures Bylaw and provided an explanation on the changes.
R/2015-386
It was moved and seconded
That Bylaw No. 7174-2015 be given first, second and third readings.
CARRIED
7.2 Amenities Charge
Councillor Robson requested that work to be done on the amenities charges
report by staff be given priority.
8. MATTERS DEEMED EXPEDIENT – Nil
9. ADJOURNMENT – 3:20 p.m.
_______________________________
N. Read, Mayor
Certified Correct
___________________________________
D. Denton, Acting Corporate Officer
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 5, 2015
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Workshop
SUBJECT: Maple Ridge Commercial and Industrial Strategy Implementation Plan
EXECUTIVE SUMMARY:
Between 2011 and 2014, the City was engaged in the development of a Commercial and
Industrial Strategy (the Strategy). The Strategy and immediate action items for implementation
were endorsed on August 26, 2014.
On March 16, 2015, Council received a status report on the Commercial and Industrial Strategy. It
included details on the overall process, key messages, the municipal, regional and provincial policy
context and the next steps in the process, which included moving forward on the following
Resolution:
That staff be directed to prepare the Implementation Plan for the Commercial and Industrial
Strategy based on the framework outlined in the report dated August 25, 2014, and titled
“Maple Ridge Commercial and Industrial Strategy Draft Implementation Plan - Update”.
GP Rollo and Associates, the consulting firm commissioned to develop the Strategy, has an extensive
background of work in Maple Ridge, including background work for the Official Community Plan. The
firm has vast experience in developing industrial, commercial and economic strategies for both
private industry and municipal governments. This expertise enabled the preparation of the Strategy
in a manner that reflects the City’s existing policy framework and provides options for the future
economic growth and viability of the City. A link to the endorsed Strategy can be found at:
http://www.mapleridge.ca/DocumentCenter/View/922
As a follow-up to the March 2015 status report, this report (dated October 5, 2015), focuses on
those items that could be completed within the current Council mandate and that would begin to
address the future industrial land supply needs. The recommendations of the Strategy are intended
to improve, enhance, or expand the land base for employment and economic opportunities within the
community. The Implementation Plan Matrix (Appendix A) identifies potential future work plan
projects for Council’s consideration. Each item included in the Matrix would be the subject of a
future report on the project scope, process and timeline, for Council’s review and consideration.
The annual Business Planning process will provide Council with the opportunity to fine-tune those
projects that contribute to the implementation of the Strategy, be that on a yearly basis or as part of
a larger strategic planning conversation.
5.2
[2]
RECOMMENDATION:
That the Maple Ridge Commercial and Industrial Strategy Implementation Plan Matrix, attached as
Appendix A to the report titled Maple Ridge Commercial and Industrial Strategy Implementation Plan
dated October 5, 2015, be endorsed.
DISCUSSION:
a) Background Context:
The draft Strategy was initially presented to Council on November 26, 2012. Council discussed the
Strategy 11 times between November 2012 and August 2014, examined it in depth, and focused on
establishing immediate and short term priorities for the Implementation Plan. During this time, the
Strategy was also reviewed in light of its larger policy context and the roles of related policy
documents such as the Official Community Plan and Economic Development Strategy. A total of 19
Resolutions related to the Strategy were passed by Council between November 26, 2011 and August
26, 2014.
Summary of Key Messages from the Commercial and Industrial Strategy:
Maple Ridge is well positioned in the Region for future employment opportunities.
The City is doing relatively well in providing jobs for residents. The Strategy identifies that the
City is second (behind Surrey) of suburban municipalities within the Region, providing
approximately 35.4% of residents with employment within the municipality.
There is sufficient land area in the Town Centre for the projected future office space
demands.
Overall, the most beneficial approach to attracting and retaining businesses within the
community is to focus on sectors that are likely to see significant growth and sectors that are
not dependent on population growth. These could include business services, manufacturing,
information / culture, tourism and new educational facilities.
The land supply of designated commercial lands is s ufficient to meet future demand.
Retention of commercially designated lands in the Town Centre and Silver Valley are
important elements of the future commercial land supply.
There is a significant amount of under-utilized or vacant lands designated for employment
uses throughout the City.
Maple Ridge will require between 69-93 hectares (170-230 acres) of additional industrial
lands by 2040.
The Strategy examined lands within the City in an effort to find the additional lands. Council also
went through an exercise and reviewed all areas and current OCP land use designations. Through
that process, a number of properties were identified as possible future employment lands.
Most recently, Council was provided with a status report on March 16, 2015 that outlined the overall
process, key messages, municipal, regional and provincial policy context, previous Council
Resolutions and proposed Implementation Plan framework.
[3]
b) Implementation Plan Framework:
The priorities and timelines reflected in the Implementation Plan can be refined by Council annually
during business planning discussions, and then included in the work plan of the various involved
departments.
The structure of the Implementation Plan includes the following content:
A. Establishing Priorities, Pacing and Timing. The Commercial and Industrial Strategy
contains numerous recommendations that provide the City with a “road map” for
Commercial and Industrial growth. Based on Council direction, s ome of these
recommendations can be addressed in the immediate and short term, while others are
medium or longer term priority items that require further dialogue and consideration in
light of community goals and objectives.
B. Reporting, Business Planning and Budget. A schedule of regular reporting with updates is
suggested to reaffirm priorities and action items. Budget considerations in support of these
priorities need to be part of the Department’s Business Plan, and reviewed annually by
Council.
C. Staff Complement. Although the Commercial and Industrial Strategy is largely the
responsibility of the Planning Department, the Implementation Plan will involve multiple
departments that will be the lead on a number of items.
D. Strategic Alignment. The Commercial and industrial Strategy is intended to respond to the
most pressing community needs as identified by Council and reflected in corporate policies.
Recognizing that these may change over time, there is likely to be some shifting of priorities
in response to new information or new conditions. In addition, new opportunities may
emerge, such as senior agency grant programs, which could prompt a revised focus in
strategic direction.
Implementation Plan Timelines:
In July 2014, Council directed that the timelines of the Implementation Plan need to be clearly
defined, as follows:
Immediate: to the 2 year time horizon – 2015 to 2016;
Short-term: between 2 and 4 years – 2016 to 2018;
Medium-term: between 5 and 10 years – 2018 to 2028; and
Long-term: over 10 years – 2028+
c) Implementation Plan Matrix Summary:
In August 2014, Council endorsed the following list of Immediate Term action items that staff is to
focus on over the next two years, for 2015 and 2016. Those items are:
Undertake Zoning Bylaw amendments that would assist with Home Occupation activities and
other emerging office space activities;
[4]
Engage in discussions with the Albion Industrial Area landowners to discuss an incentive
program that considers infrastructure, lot consolidation and the mitigation of existing
conditions;
Undertake the analysis* of the identified potential future employment lands outlined in the
attached Appendix C: September 9, 2013 Council report, located at:
o Albion Flats, south of 105th Avenue;
o 128th Avenue and 232 Street area;
o The Ministry of Transportation Lands on the Lougheed Highway; and
o The lands east and west of the Kwantlen First Nation on the Lougheed Highway, east
of 240th Street; and
Establish an incentives program for industrial land activities.
(*Note: Council later identified that applications on any of the lands identified as potential future
employment lands would be required to provide the same type of analysis as part of the application
information).
These items are further outlined in the Implementation Plan Matrix, attached as Appendix A.
In addition, on November 13, 2013 Council reaffirmed by Resolution that the completion of the
Albion Flats Area Plan remained as a priority. The Albion Flats has been identified as potent ial lands
that could also address future employment land use supply needs for the City. Council was provided
with an information report at the March 16, 2015 Council Workshop, and will be presented a follow-
up report that further explores a number of options for proceeding with area planning in the Albion
Flats.
Each item included in the Commercial and Industrial Strategy Implementation Plan Matrix will be
further detailed in individual reports, to be presented to Council at future Council Workshop
meetings, following endorsement of the Matrix. It is noted that endorsement of the Implementation
Plan Matrix does not commit Council (current or future) to any of the items, as it is intended to serve
as a long-term guide for future discussions on the employment and economic needs and
opportunities for the City.
d) Immediate Time Horizon Projects:
The Immediate Time Horizon projects that have been identified as high priority items and were
endorsed by Resolution in December 2013 or January 2014.
i. Home Occupation Regulations:
The Strategy recommends expanding the permitted uses for home-based businesses and to
promote Maple Ridge as a home-based business friendly community, building on past
successes.
On January 20, 2014, Council passed the following Resolution:
That the regulations for home occupation businesses be reviewed.
In order to outline the context, issues and opportunities for any future regulation changes for
home occupation uses, a background discussion paper is being prepared. This paper will include
a review of current OCP and Zoning Bylaw regulations, a review of how a number of other
[5]
municipalities regulate home occupation uses and a range of policy and bylaw options for
Council’s review and discussion. It is anticipated that this wor k will be presented to Council in
the fall of 2015, prior to any OCP or Zoning Bylaw amendments being prepared.
ii. Strategy #2: Redevelopment of Albion Industrial Park:
The City could provide incentives for the redevelopment of the Albion Industrial Park. Land uses
could be intensified to allow for greater employment densities through light industrial or
potentially office uses. This scenario comes with significant infrastructure improvement costs
including dyke improvements, site contamination remediation and traffic infrastructure
improvements.
The following Resolution was passed on January 20, 2014:
That staff be directed to work with land owners in the Albion Industrial Area.
A meeting with the land owners in the Albion Industrial Area is anticipated for the fall 2015,
to be lead by the Strategic Economic Initiatives Department. The focus of the meeting will to
open the discussion about what the land owners feel is necessary i n order to help the long
term viability of the area.
In addition, in November 2012 when the draft Commercial and Industrial Strategy was first
presented to Council for discussion, there was interest in establishing an industrial incentive
program, similar to the Town Centre incentive program that was in place at the time. In
November 2014, Council endorsed the “Maple Ridge Employment Land Investment Incentive
Program 2015-2018”.
[6]
iii. Strategy #3 Albion Flats
The Strategy identifies the lands south of 105th Avenue in the Albion Flats that may be available
for employment based uses are approximately 34.4 hectares (85 acres). The ALC has indicated
that they are receptive to these lands being removed from the ALR with the condition that the
agricultural viability, storm water remediation and stream flow conditions for the lands north of
105th Ave. are restored.
An overview of the Albion Flats Area Plan process and Concept Plan was presented to Council
on March 16, 2015, along with three process options for discussion. A follow-up report that
further explores a number of options for proceeding with area planning in the Albion Flats is
scheduled to be presented to Council for discussion and direction at the October 5, 2015
Council Workshop meeting.
On November 13, 2012, Council passed the following Resolution:
That the Albion Flats be reaffirmed as the priority for the preparation of an Area Plan.
It is anticipated that should Council wish to proceed with the relaunch of the Albion Flats
Area Plan process, it would begin following endorsement of the Hammond Area Plan land use
concept.
iv. Village Commercial Node
On January 20, 2014, Council passed the following Resolution:
That a commercial node be created at 248th Street and Dewdney Trunk Road.
[7]
An Official Community Plan and Zone amending application has been made at 24815
Dewdney Trunk Road (at 248th Street) for the purpose of establishing a Village Commercial
node. This application includes the establishment of a new commercial category in S ection
6.3 Commercial Opportunities of the OCP.
The development application has received Second Reading and has been forwarded to the
October 2015 Public Hearing.
v. Hazelwood Street Business Park Expansion application
A rezoning application has been made to expand the Maple Meadows Business Park south,
toward Wharf Street. The zone amending bylaw received Third Reading on July 28, 2015 and
the applicants are working on completing the required conditions prior to Final Approval.
vi. Potential Employment Lands
A key message of the Commercial and Industrial Strategy is the need for additional
employment lands within the City. The Strategy further outlines that because finding a single
site could be extremely challenging, that the future employment lands c ould be achieved on
a number of smaller parcels within the City. On December 2, 2013, the following Resolution
was passed:
That staff be directed to obtain a more detailed site analysis [of each identified location]
to determine feasibility as employment generating lands.
The alternative to staff obtaining the necessary site analysis was for owners or prospective
developers to provide the same type of information as part of a development application.
Rollo and Associates provided the City with a preliminary cost estimate to undertake the
analysis for $45,000 or approximately $7500 to
$10,000 per site. Staff would request an updated budget estimate should Council wish to
include this work in the Planning Department’s 2016 Business Plan.
Potential locations for additional employment lands include:
[8]
Approximately 24 hectares (60 acres) located at 232nd Street and 128th Avenue;
Approximately 5 hectares (13 acres) to the west and 3 hectares (7 acres) to the east of
Kwantlen lands on the Lougheed Highway;
[9]
As part of a development application made in the fall 2014 for the 15 hectare (38 acre)
Ministry of Transportation Lands, located to the west of the eastern intersection of
Lougheed Highway and Haney Bypass, an analysis was prepared by CitySpaces
Consulting which concluded that the site was not viable for industrial uses.
The City enlisted the services of Rollo and Associates to provide a third -party assessment of
the methodology and conclusions outlined in the CitySpaces report and associated proforma.
Rollo and Associates concluded that the methodology, analysis and conclusions were sound
and largely consistent with the approach they would use for the required analysis.
In addition, the potential for an employment hub within the Albion Flats could provide an
additional 24 hectares (60 acres) including the potential expansion of the commercial
node at Lougheed and 240th Avenue.
e) Short Term Time Horizon Projects
The Short Term projects (2016 to 2018) identified in the Implementation Plan Matrix are items that
are felt to be important and achievable with the current Council mandate. The Implementation Plan
Matrix provides a brief project description for each, which would be the subject of a future project
scope report. A summary of items included in the Short Term time horizon is as follows:
Zoning Bylaw Amendments for commercial and industrial zones.
For those zoning regulations not currently being incorporated into the Zoning Bylaw
review, a report addressing employment-specific amendments could be prepared and
presented to Council in the first half of 2016.
Promote the development/expansion of educational facilities.
[10]
Town Centre Commercial (C-3 zone) amendments to encourage office development in
mixed-use projects within the central business district.
Consideration of a new industrial zone to encompass light industrial uses adjacent to
residential areas.
This item has been part of the discussion related to the potential employment lands at
232nd St and 128th Ave. The intention is for a ‘general employment’ land use that could
accommodate limited office uses, light industrial and small scale manufacturing in a
form that more closely resembles or is compatible with residential land uses. The
Planning Department has had a number of discussions with a potential developer of on
of the properties included within this area.
Promote hotel development within the Town Centre.
Encourage the redevelopment of the Haney Place Mall.
Following the closure of the Target store, a Development Permit has been issued for a
new Walmart in the same location. In addition, the mall was purchased in the summer
2015 by Smart Real Estate Investment Trust.
f) Medium and Long Term Projects
The Medium Term (2018 – 2028) and Long Term (2028+) projects included in the Matrix are
intended to provide options for future Councils to build on the work completed as part of the current
Council mandate. While keeping in mind the need for additional employment lands, these two time
horizons provide additional guidance for future work plan projects that will support and enhance the
employment and economic viability within the City.
g) Business Plan/Financial Implications:
The Implementation Plan Framework endorsed by Council on August 26, 2014 aligns future work
plan items with annual Business Planning conversations. The Immediate Term action items have
been accommodated in the 2015 Planning Department budget. Additional budget requests will form
part of future business planning budget considerations.
h) Interdepartmental Implications:
The ‘Immediate’ and ‘Short Term’ items are anticipated to involve the Planning, Sustainability and
Corporate Planning, Strategic Economic Initiatives, Permit and Licenses, Finance and Engineering
Departments and are felt to be achievable within the current Council mandate. Those departments
identified in the Matrix are supportive of the identified time horizons.
Some projects identified in the Implementation Plan Matrix as being lead by Strategic Economic
Initiatives may change, based on Council’s priorities.
[11]
i) Alternatives:
The identified list of Immediate, Short, Medium and Long Term action items are a reflection of the
content of the recommendations of the Commercial and Industrial Strategy. Should Council have
other priorities they would like addressed within the next four years, the proposed time horizons for
any identified projects would be amended based on Council direction.
j) Next Steps:
It is anticipated that a number of the Immediate Term time horizon projects will be presented to
Council in the coming months for discussion and further direction. Short Term projects identified for
2016 are anticipated to be confirmed as part of the upcoming Business Planning discussions.
CONCLUSION:
The endorsed Commercial and Industrial Strategy is the result of numerous years of work by the City
and involvement by local landowners, members of the business community and residents of Maple
Ridge. It provides Council with a set of strategies for employment activities for a wide range of
commercial and industrial land uses.
The proposed Implementation Plan includes projects for the next 2.5 years (to 2018) that are felt to
be achievable items within Council’s mandate. Potential Medium and Long term projects have also
been included for consistency with the endorsed Strategy, noting that these items will form part of
future Business Planning discussions.
“Original signed by Jim Charlebois”________________
Prepared by: Jim Charlebois, MURP, MCIP, RPP
Manager of Community Planning
“Original signed by Christine Carter”________________
Approved by: Christine Carter, M.PL., MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”____________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Kelly Swift”______________________
Concurrence: Kelly Swift,
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A: Maple Ridge Commercial and Industrial Strategy - Implementation Plan Matrix
Link to Commercial and Industrial Strategy: http://www.mapleridge.ca/DocumentCenter/View/922
1
Maple Ridge Commercial and Industrial Strategy – Implementation Plan Matrix
The following Implementation Plan Matrix is derived from the Consolidated List of Recommendations included in the Commercial and Industrial
Strategy. The Matrix is intended to be used as a guide for Council discussions, to help determine future projects as part of regular Business
Planning activities to work toward implementing the recommendations outlined in the Strategy. Future work plan items will be subject to
Council endorsement.
The Implementation Matrix is based on the time horizons directed by Council:
Immediate Term – 2015 and 2016
Short Term – 2016 to 2018
Medium Term – 2018 to 2028
Long Term – beyond 2028
There are a number of recommended actions that are considered to be ingrained in the regular responsibilities and work of various municipal
departments. These items, titled ‘Ongoing Work Plan Items’, are included following the ‘Long Term’ time horizon.
Immediate Term 2015-2016
Time Horizon Project Description Departments
Involved
Council
Resolution
Anticipated Date
2015 Expand the permitted uses for home-based businesses.
Promote Maple Ridge as home-based business friendly,
building on past success.
Home Occupation Discussion Paper to be presented to
Council for discussion and direction on policy and zoning
bylaw direction.
Amending bylaw(s) would be targeted for first reading in
late 2015 or early 2016.
Planning, SEI “That the regulations
for home occupation
businesses be
reviewed.”
(Jan. 20/14)
Fall 2015 Discussion
Paper.
2016 OCP and/or
Zoning Bylaw
amending bylaw
approval.
2015 Develop Albion Flats south of 105th as a major employment
hub. Plan in conjunction with redevelopment /
intensification of Albion Industrial Park.
An Area Plan options report to be prepared for discussion
and direction on re-launch of area planning process.
Planning “That the Albion
Flats be reaffirmed
as the priority for the
preparation of an
Area Plan; “
(Nov. 13/12)
September 2015
Options Report
APPENDIX A
2
Time Horizon Project Description Departments
Involved
Council
Resolution
Anticipated Date
2015-2016 Incentivize long-term redevelopment and/or
intensification of employment at Albion Industrial Park.
Review costs involved in such
redevelopment/intensification, including:
Dyke system;
Contamination remediation
Overpass
Transportation
Plan for future industrial at Albion Flats.
The initial meeting with the Albion Industrial Area land
owners will help to define what their issues and wishes are
to help with the long term viability of the area.
SEI,
SCP,
Planning
“That staff be
directed to work
with land owners in
the Albion Industrial
Area.”
AND
“That staff explore
options which
consider
infrastructure, lot
consolidation and
mitigation of existing
conditions in the
Albion Industrial
Area.”
(Jan. 20/14)
Fall 2015 Meeting
with Albion Land
Owners.
2015-2016 Design guidelines emphasizing street-wall retail, parking at
rear and high-quality storefronts should be applied to
future Village or Community commercial centres. The
quality of design at the Village node in the Albion
Neighbourhood serves as a guide.
A new Village Commercial category is being created via a
development application at DTR and 248th Street.
Planning “That a commercial
node be created at
248 Street and
Dewdney Trunk
Road.”
(Jan. 20/14)
Application in
progress for Village
Commercial policies.
Bylaw #7086-2014 &
7070-2014
2015-2016 Approve rezoning application for 40 acre site at 11055
Hazelwood Street.
Planning Bylaw # 6914-2012
3rd Reading
3
Time Horizon Project Description Departments
Involved
Council
Resolution
Anticipated Date
2016 Promote food carts in the Town Centre to animate
Memorial Peace Park and other public spaces.
SEI,
Permits
2016 Business
Planning
discussions.
2016 Potential Employment Lands:
Examine potential for re-designation of 50-60 acre
site at 232nd Street and 128th Avenue for
industrial.
Consider the estimated 13 acres to the west and 7
acres to the east of Kwantlen lands for long-term
industrial supply
Consider 38 acre Ministry of Transportation Lands*
to the west of the eastern intersection of
Lougheed Highway and Haney Bypass for long-
term industrial supply.
(*Note: The MOT lands were subject to a
development application in 2014 and provided the
required site analysis. It determined that the site
was unsuitable for industrial uses).
Planning “That staff be
directed to obtain a
more detailed site
analysis [of each
identified location]
to determine
feasibility as
employment
generating lands.”
(Dec. 2/13)
OR – For this work to
be completed as part
of development
application
information.
2016 Business
Planning Discussions
Preliminary budget
estimate per site
analysis is between
$7500 – 10,000.
4
Short Term 2016-2018
Time Horizon Project Description Departments
Involved
Council
Resolution
Anticipated Date
2016 Zoning Bylaw Amendments:
The CS-1 zone should be modified to permit more
light industrial, self-storage and office uses.
Permit greater flexibility in industrial zones to
allow for restaurant and accessory uses at key
locations (e.g. high profile intersections.)
To better accommodate demand for office space
within business park environments, it is
recommended that the M-3 zoning bylaw
restriction stipulating that accessory office use
“not exceed 25% of the gross floor area of the
principal use” to instead permit office as a
“principal use.”
Do not permit drive-through businesses in the
Town Centre.
Large format retail should be removed as a
permitted use in zone M-3.
Consider changing the requirement for ground
floor commercial along Dewdney Trunk Road east
of 227th Street (as shown in Schedule G of the
Zoning Bylaw) to either mandatory “ground floor
active use” or optional ground floor commercial
(i.e. flexible mixed-use). Active use could include
office, gallery, indoor recreation, daycare,
institutional space or other publicly accessible
space. Removing strict commercial requirements
may help to better concentrate the commercial
demand in a well-defined ‘core precinct.’
Investigate CS-1 and C-2 zones as they pertain to
desirable types of commercial development along
the Lougheed Highway.
Planning Background research
paper(s) would be
required to
investigate the
recommendations
prior to proposing
Zoning Bylaw
amendments.
5
Time Horizon Project Description Departments
Involved
Council
Resolution
Anticipated Date
2016-2018 Promote development/expansion of educational facilities
including:
Business innovation accelerator
Working farm school
Marine technologies Centre
SEI,
Post Secondary
Task Force
2016-2017 The Town Centre Commercial zone (C-3) permits various
types of office-related uses (e.g. business services,
professional services, financial services), and the Town
Centre Area Plan encourages office in mixed-use
development within the “Central Business District.”
To encourage office development in mixed-use
environments within the CBD, a bonus density provision
should be explored whereby residential density bonuses
encourage additional employment generating space.
Planning 2016-2017 Business
Planning discussions.
In house with
consultant support
2016-2018 Examine feasibility for creating additional wireless hot
spots in the Town Centre.
SEI,
IT
Business Planning
discussions
2017-2018 Consider potential for a new Industrial Zone to encompass
potential light-industrial uses adjacent to residential areas.
This work would be combined with the consideration of a
new land use designation for “General Employment” to be
included on Schedule “B” of the Official Community Plan.
Planning 2017 Business
Planning discussions.
2016-2018+ Promote hotel development in the Town Centre, with
meeting facilities.
SEI,
Planning
6
Time Horizon Project Description Departments
Involved
Council
Resolution
Anticipated Date
2018+ Encourage redevelopment of the Haney Place Mall. Such
redevelopment will be a complex, multi-year undertaking
involving partnership between mall owners, anchor
tenants and the City. There should be exploration of
appropriate incentives and assistance to encourage
redevelopment.
Redevelopment of the mall would likely allow for
significantly more on-site retail space, as well as office
uses and possibly residential.
Planning Haney Plan Mall
Walmart location DP
issued July 28, 2015.
2017 or 2018
Business Planning
discussions
2017-2018 Consider a beautification grant matching program for
small projects covering such items as planters, hanging
baskets, boulevard landscaping etc. available to landlords
and interested tenants.
SEI 2017 or 2018
Business Planning
discussions
Also included in the
Medium Term Time
Horizon
7
Medium Term 2018-2028
General Project Description Departments
Involved
Comments
Monitor whether economic incentives are appropriate or require modification through periodic
‘check ins’ with key stakeholders
(Also included in the Short Term Time Horizon)
Planning,
SCP
Use employment by sector figures prepared by GPRA for this report as a baseline against which to
track future successes in employment growth.
Planning,
SEI,
Admin
To follow the release of the
next Federal Census
information
Also included in the Long Term
Time Horizon
If all other options have been explored thoroughly and demand warrants additional industrial,
examine potential for re-designating some of the non-developed long term residential land supply
for industrial uses.
Planning
Future development at Albion Industrial area should be based on a comprehensive District-wide
plan for industrial lands.
Planning
Promote consolidation of land ownership in Albion Industrial area, including District acquisition of
sites that come to market.
SEI,
Planning,
Clerks
Civic Precinct:
Animate the public space around Memorial Peace Park. The District should encourage
restaurant space to be developed at 224th and McIntosh Avenue, and directly across from
the pagoda on the north side of Haney Place. Food carts are another good active use that
could locate around the park.
Encourage better pedestrian connectivity between the civic precinct and Haney Place
Mall
Planning,
SEI,
Engineering
Permits
Move forward with Abernethy connector extension to improve marketability of Northern
industrial lands at 256th Street.
Engineering
Vacant Lands:
Work with landowners of underutilized sites to either redevelop those sites or to sell
lands to speed up redevelopment.
Emphasize and encourage land assembly of the blocks on the east side of 226th Street for
mixed-use development.
SEI Development of City-owned
lands in the Town Centre may
help encourage development
of vacant lands.
8
General Project Description Departments
Involved
Comments
Use employment by sector figures prepared by GPRA for this report as a baseline against which to
track future successes in employment growth.
Planning,
SEI,
Admin
To follow the release of the
Federal Census information
(every 5 years)
Also included in Long Term
Time Horizon
Improve multi-modal connectivity between commercial developments along Dewdney Trunk
Road and Lougheed Highway, and the surrounding residential areas. This could require municipal
property acquisition and easements.
Engineering,
Clerks,
Planning
Consider a beautification grant matching program for small projects covering such items as
planters, hanging baskets, boulevard landscaping etc. available to landlords and interested
tenants.
SEI Also included in the Short
Term Time Horizon
New signage/wayfinding within the Maple Meadows business park could help attract new users. SEI,
Engineering
Pending expansion into
southern portion (Bylaw #
6914-2012 @ 3rd Reading )
9
Long Term 2028+
General Project Description Departments
Involved
Comments
Use employment by sector figures prepared by GPRA for this report as a baseline against which to
track future successes in employment growth.
Planning,
SEI,
Admin
To follow the release of the
Federal Census information
(every 5 years)
Also included in Medium
Term Time Horizon
Whonnock and Ruskin should remain as-is for existing uses, with long-term potential for
relocation of some uses to Albion Industrial park. Regard these areas as long-term industrial
reserve.
Planning No action required.
10
Ongoing Work Plan Items
Ongoing Items Project Description Departments
Involved
Focus on attracting businesses from sectors which either are not based on population growth, or where
jobs in Maple Ridge are below regional averages. These sectors include Manufacturing, Business Services,
FIRE, Education, and Tourism.
SEI
Continue to support new cultural events in the Town Centre Parks & Leisure
Encourage redevelopment of Haney Plaza to mixed residential/commercial, and work with the proponent
of the mixed-use development at 224th and Dewdney (NW corner) to ensure that project moves forward
as the market matures.
SEI,
Planning
Work to attract tournaments and events to Maple Ridge Parks & Leisure
Retain all designated commercial space within Silver Valley. Planning
Promote the downtown and available land supply, both vacant and underutilized. SEI
Utilize Fraser River and Albion Ferry site for tourist activities, including a tourist visitor centre Parks and Leisure,
SEI
Remove differentiation between neighbourhood and tourist commercial in Silver Valley. Planning
Continue to support Economic Development office and their work to attract entrepreneurs, businesses
and employees.
SEI,
Planning,
Permits
Promote executive business centre in the Town Centre SEI
Work with landowners of underutilized sites in the Town Centre and elsewhere to either redevelop those
sites or to sell lands to speed up redevelopment.
SEI
Promote northern industrial areas (e.g. Kanaka Business Park) to companies/sectors that do not rely on
quick access to major transportation networks or full servicing, but which would benefit from highland
locations not at risk of flooding. Likely tenant categories will be resource industries, institutional users,
small owner-operated businesses serving the local market, and data centres that require secure, remote
locations.
SEI
11
Ongoing Items Project Description Departments
Involved
Development Permit Guidelines items:
Encourage densification and ‘urbanization’ of retail plazas over time, as demand allows.
Mandate building to a common frontage line with some provision for variance for restaurants to
allow patio seating where appropriate or desired for street animation.
Require that a minimum of 60% of first floor building façade surface area of commercial
structures be covered in clear glass (excluding doorways).
Encourage new retail in West Maple Ridge to be developed close to the street, at first through
pad development at key site entry/exit points and high visibility corners.
Planning
Pursue potential for West Coast Express station at Albion.
Engineering
Work with merchants and land owners to improve building facades and displays. SEI
1
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: October 5, 2015
and Members of Council FILE NO:
FROM: Chief Administrative Officer MEETING: Council Workshop
SUBJECT: Albion Flats – Area Planning and Alternative Options for Land Use
EXECUTIVE SUMMARY:
In January 2015, Council directed staff to prepare an options report for moving forward with the
development of a land use concept and area plan for Albion Flats. In response, Council received the
report titled ‘Albion Flats – History and Options Update’ in March, 2015 which provided a full review
of the history and background of the Albion Flats planning process . This report follows up on the
‘Albion Flats - History and Options Update’.
Albion Flats has a long history of planning activity and in 2010 underwent a significant public
consultation program. To date the work represents a significant amount of municipal time, resources
and investment. To proceed with Area Planning, Albion Flats will require a new land use concept
plan. The following report recommends returning to the 2010 design charrette land use planning
scenario outcomes as the basis for preparing a new concept plan. This option is an efficient use of
budget, staff resources, and builds on previous work that could best reflect new information and
current Council priorities.
The scope of work to prepare a revised land use concept plan and Area Plan Bylaw for Albion Flats is
outlined in four phases:
Phase 1: Re-establish and Initiate a Land Use Plan Process
Phase 2: Land Use Concept Plan Endorsement
Phase 3: ALC Exclusion
Phase 4: Area Plan Bylaw
The area plan boundaries were selected based on an understanding that the Albion Industrial lands
to the south are within the Urban Area Boundary and are designated for Business Park. Unlike Albion
Flats, these lands do not require Provincial agency or Regional approvals to develop and therefore a
full autonomy is maintained for this area.
Additional stakeholder consultation, including stakeholder workshops and a public open house
review will be necessary to re-instate the process and prepare the land use concept plan and bylaw
with support from the community and stakeholders.
5.3
2
An application for exclusion to the ALC will be required with a change in land use. Through past
discussion and correspondence, the ALC has indicated support for exclusion of lands south of 105 th
Ave with conditions to address drainage issues and agriculture viability of properties north of 105 th
Avenue. Details regarding funding options to address these issues would be outlined in a
subsequent report to Council.
It is expected a draft land use concept plan would be ready for endorsement in Spring 2016 with an
application for exclusion to follow. First Reading of the Area Plan Bylaw and a final Area Plan Bylaw
schedule will be dependent on the date of ALC approval.
The Area Plan will also require an amendment to the Regional Growth Strategy and inclusion within
the Fraser Sewer Area Boundary. As a special study area, the amendment to the RGS will be a Type 3
minor amendment. This requires an affirmative 50% +1 weighted vote of the metro Vancouver Board
but does not require a regional public hearing.
This report provides two alternatives should Council prefer to either delay or not proceed with the
concept plan at this time.
RECOMMENDATION:
That Option 2: Revisit 2010 Charrette Options, as outlined in Section 3 of the staff report
titled Albion Flats – Area Planning and Alternative Options for Land Use and dated October
5th, 2015 be endorsed.
DISCUSSION:
1. BACKGROUND
a) ‘Albion Flats – History and Options Update’ Council Report, 2013
Following the charrette process the City of Maple Ridge submitted an endorsed concept plan for
consideration by the ALC. In May 2012, the City was advised that the Commission would support the
removal of the lands on the south side of 105th Avenue from the ALR in exchange for remediation of
drainage issues and agricultural viability of properties to the north of 105th Avenue (see Appendix D).
In June 2012, Ridge Shopping Centres Inc. proposed a land exchange with the City to develop a
retail employment node south of 105th Avenue. However, in December 2014 Ridge Shopping
Centres Inc. (Smart Centres) shifted its position and notified the City it would not proceed with a land
exchange and development proposal. This proposal had been a central component of the planning
for the area. At this time, Council directed an options report be provided for moving forward with the
land use and planning of Albion Flats.
As a result, Council was provided with the report titled, ‘Albion Flats – History and Options Update’ in
March, 2015. This report provides the history and background of the Albion Flats planning process
and provides the background and basis of this report.
3
b) Council Resolution (2013)
In November 2013 Council passed the resolution that reaffirmed Albion Flats as a priority for the
preparation of an Area Plan.
R/2012-491 2013 Area Planning Options:
“That the Albion Flats be reaffirmed as the priority for the preparation of an Area Plan.”
c) OCP Policy
Area planning for the Albion Flats is consistent with the City’s OCP Policy 10-2 and 10-3 (see
Appendix A). It is an area under pressure of nearby growth in Albion, surrounded by urban residential
and industrial land uses and has many positive aspects for land use and development.
OCP Policy 6-15 and 6-16 specifically relate to Albion Flats and acknowledge the land is currently
unavailable for urban development and recognizes requirements for a change of land use at the
Regional and Provincial level.
d) Albion Flats Planning Area Boundaries
The Albion Flats planning area covers a land area approximately 133 hectares (329 acres). The
majority of these lands are within the Agricultural Land Reserve and are a Special Study Area in the
City’s Regional Context Statement (see Appendix B, Map 1). The land south of Lougheed Hwy (Albion
Industrial Lands) is not included in the planning area.
Area plan boundaries were the subject of the 2009 “Albion Area Process” staff report that provided
Council with options to include a wider land area. The current boundaries were selected based on an
understanding that the Albion Industrial lands to the south are within the Urban Area Boundary and
are designated for Business Park. Unlike Albion Flats, these lands do not require Provincial or
Regional approvals to develop. As such, Council was interested in maintaining full autonomy for that
area.
e) Albion Flats –Investment In Area Planning
Albion Flats has a long history of planning activity and represents a significant amount of municipal
time and resources (see Appendix C). This is summarized as follows:
Planning Work Completed to-date:
o Seven consultant background & Technical reports (2010)
o Four technical reports completed by Ridge Shopping Centres Inc. (2011-2012)
o An extensive engagement program and design charrette (2010)
o Concept plan development (2012)
Recently Completed Plans that Affect Planning in Albion Flats:
o The Transportation Plan (2014)
o The Commercial & Industrial Strategy (2014)
o The Parks, Recreation and Culture Master Plan (2010)
Current Municipal Investment:
o $380,000 upgrade to the children’s spray park (completed)
o $300,000 upgrade to the washroom / change room facilities (tender currently out)
4
o Canada 150 Community Infrastructure Grant received to replace gravel fields with
artificial fields (recently received)
o 2 new baseball diamonds and 2 new soccer fields, running track and bleachers
o Additional parking upgrades
Additional Planning Considerations:
o Albion Flats is home to the Albion Sports Complex, Planet Ice, Golden Ears Winter
Club and Albion Fairgrounds.
o The site hosts a number of community based and City-wide events throughout the
year. These facilities occur on ALR lands and are allowed by the ALC as approved
non-farm uses.
o Adjacent land area is surrounded by urban residential and industrial land use.
o Albion Area Plan lands have seen recent major growth and development, increasing
the population and thereby desire for amenities, services, etc. in the area.
o Bordered by the Lougheed Highway, Albion Flats has excellent visibility, access and is
minutes from the downtown.
o While currently underserved by transit, the adjacent increasing density with the Flats
development could provide the impetus needed for future improved transit service
including west coast express and local services.
o Existing active uses on the lands provide good opportunities to expand and serve
nearby growth and development within the City-wide goals (commercial nodes,
employment, recreation, etc.)
f) Previous ALC Decisions & Implications for Area Planning
A small portion of the Albion Flats, approximately 20ha is already excluded from the ALC. The
remaining portion of the lands (the majority of the planning area boundaries) is within the ALR (see
Appendix B, Map 2). An Albion Flats Area Planning process will change land use for all or part of
these lands. Where there is a desired change of land use from agricultural, an application for
exclusion to the ALC is required.
The ALC has expressed support for a block exclusion application on lands to the south of 105th
Avenue with conditions, but do not support exclusion of lands north of 105th Avenue. Conditions for
exclusion of lands to the south of 105th Avenue seek to remediate the lands affected by surrounding
municipal development north of 105th Avenue (see Appendix D for full text) and can be summarized
as:
assessment of drainage and stream flow conditions;
remediation of agricultural lands north of 105th Avenue, and;
traffic flow to facilitate agricultural purposes.
A preliminary assessment to address drainage and restore the agricultural capability on the lands
north of 105th Avenue, prepared as part of the Smart Centres agreement, estimated the cost of
$2.1million.
North of 105th Avenue Applications for Exclusion
Two applications to exclude land from the ALR north of 105 th Avenue were made by land owners in
2013. In both cases Council supported forwarding the applications to the ALC however the
applications were refused by the ALC. At this time, a period of one year was provided for landowners
5
to submit a request for reconsideration. In August 2015, the City received a copy of a letter from the
ALC granting an open extension of this time limit to submit an appeal at the request of the
landowners. To date, the landowners have not submitted an appeal. If an appeal is submitted,
Council may choose to delay an Area Plan process for Albion Flats until the outcome of this appeal
has been issued.
The ALC indicated a concept plan is not required for an application for exclusion; however, a concept
plan is part of the Area Plan process, it also provides a tool to communicate land use intent and
provides a level of certainty for land owners and members of the public through the planning
process.
2. ALBION FLATS AREA PLAN PROCESS – OPTIONS AND DEVELOPMENT OF LAND USE
ALTERNATIVES
a) Area Plan Approach Options
The following section outlines the options and a course of action for an Albion Flats Area Plan
process. Three options outlined in the March 2015 report have been identified to develop a revised
land use concept plan. Each is described below.
Option 1: Amend 2011 Concept Plan
This option makes minor adjustments to the 2011 concept plan. Amending the 2011 concept
plan builds on the planning work completed to date and is an extension of the existing planning
process. However, the ability to incorporate new ideas and in particular, current Council priorities
is limited. The 2011 concept plan was drafted with land uses north of 105th Ave, including a
major employment node as a central component of the concept plan. The success of this plan for
ALR exclusion north of 105th Ave based on ALC discussion is limited.
Option 2: Revisit 2010 Charrette Options
HB Lanarc Consultants Ltd. prepared four land use scenarios as part of the 2010 design
charrette. This option revisits land use options and looks to re-envision a draft conceptual land
use plan from these scenarios that reflects new work (e.g. recent City Plans), conditions and
current Council priorities.
To revisit the 2010 Charrette Options is the best opportunity for Council to provide input into the
direction of Albion Flats. It maximizes existing budget, staff resources, maintains a reasonable
timeline, respects the community input received and utilizes the planning work completed to-
date. The process would remain an extension of the existing planning process, but would re-
launch the project with new energy and re-brand it. This option provides the ability to incorporate
new ideas, new information and current Council priorities. With this, key issues such as
agricultural viability, drainage remediation and change in the employment node can be best
addressed. Furthermore, development of a new land use concept sets the framework for some
meaningful stakeholder and community engagement to re-build support within the area planning
process.
6
Option 3: New Land Use Scenario
Outline a new Albion Area Planning Process that considers the history and background
information completed to date and develop a new conceptual plan and engagement program for
the Area Plan Bylaw.
Development of a new land use scenario would begin a new area planning process for Albion
Flats. Although this option would consider work completed to date as part of the background
information, it could be branded as an entirely new start. This is the least efficient with respect to
use of planning work completed to date, budget, staff resources and timeline. It would involve re-
envisioning a new planning process and communications and engagement program. The process
would require a renewed budget, dedicated staff person and warrant a longer timeline. However,
all previous decisions and key aspects could be reviewed (e.g. area plan boundaries) and similar
to option 2, any new information, City-wide goals and current Council priorities considered.
Summary of Options and Recommendation:
1. Amend Concept Plan – Include Lands to the North – Not Recommended
2. Revisit Charrette Scenarios – Recommended
3. New Lands Use Scenario – Not Recommended
3. RECOMMENDED OPTION
a) Revisit 2010 Charrette Options
The 2010 Charrette Options land use approach is recommended as the best use of staff resources,
previous work and an opportunity to incorporate recently completed City Plans, ALC conditions and
current Council priorities.
A significant amount of background work and technical reports were completed in preparation of the
2010 design charrette and in support of the Area Plan process. This work included:
Storm & Sanitary Off-site Servicing Requirements
Existing Traffic Conditions and Potential Impacts
Water Servicing Summary
Agricultural Assessment
Socio-Economic Trends and Implications
Environmental Baseline Report
Analysis of Land Use Demands and Implications
Completed largely in 2010, the reports remain relevant and could be used as background
information if the planning process for Albion Flats proceeds this year. However, should it be
delayed, it is likely technical reports would need to be updated.
The design charrette held in 2010 initiated a process for exploration of land use and scenario
options for Albion Flats. A summary report prepared by HB Lanarc Consultants Ltd. and presented to
Council in February 2011 provided four overall land use scenarios within the Albion Flats Area Plan
boundaries, based on two concepts for the portion south of 105th Avenue and two for the portion
north of 105th Avenue (see Appendix E). The consultant outlined a preferred plan with no
7
employment uses on the north side of 105th Avenue and indicated the ALC was not supportive of
these uses. Moving forward with these land use concepts provide an opportunity for Council to
discuss and identify alternative land use directions and priorities in greater detail and shape the new
concept to fit conditions and requirements.
b) Planning Process Overview
The following outlines the Area Plan Process and scope of work for this option and is shown in the
summary process diagram (see Appendix F). The scope of work to prepare a revised land use
concept plan includes the following four phases:
Phase 1: Re-establish and Initiate a Land Use Plan Process
Phase one involves Council endorsement for a land use planning option to re -establish the
planning process for Albion Flats. Once determined, the planning history, background reports,
recently adopted amendments or new City plans, updated situation (new land owners,
businesses, etc.) and current Council priorities with respect to the Albion Flats lands will be
reviewed. A hands-on workshop to outline and confirm overarching principles, ideas, scenarios
and priorities for land use alternatives with Council will be developed and delivered. At this time,
stakeholders and agencies will be notified of the re-instated planning process and re-launch a
public communications and engagement program for plan completion.
Phase 2: Concept Plan Endorsement
Once a foundation is established and priorities identified, City departments will collaborate as
needed to re-draft a revised land use concept plan for Albion Flats. This will include an
illustrated plan, statement of concept, key highlights and explanation of land use designations
for Council review. With Council input, the draft land use plan will undergo a technical
assessment and be prepared for stakeholder and community review. Stakeholder review may
include a series of group workshops to introduce the draft la nd use concept plan and receive
feedback. Community consultation will include a draft land use concept plan open house. After
technical review and stakeholder and public feedback is received, the final land use concept
plan will be completed for Council endorsement and direction to prepare the Area Plan Bylaw.
The concept plan will be the basis for the formal submission to the ALC for exclusion and Metro
Vancouver for amendment to the Regional Growth Strategy.
Phase 3: ALC Exclusion Application
Once Council endorsement is received for the land use concept plan an application for exclusion
of lands south of 105th Avenue will be submitted to the ALC for consideration. This process could
take up to one year for a decision to be issued. In addition to proposing land use changes, an
extensive remediation and infrastructure work is to be carried out to address the drainage and
agricultural viability of properties to the north of 105th Avenue.
The Commission requirements for a local government exclusion application include the following:
Public hearing
Notice of public hearing and the procedure at the hearing to follow the requirements
outlined in section 13 and 14 of the Agricultural Land Reserve, Subdivision and
Procedure Regulation
Complete the Application by Local Government Form
8
Submit the application and fee (if applicable) to the Commission
Give notice of the application by posting on the land to which the application relates, on a
sign measuring at least 60cm by 120cm and positioned at the midpoint of the boundary
of that land that is adjacent to a constructed road right of way if one exists.
Phase 4: Area Plan Bylaw
The Area Plan Bylaw process will be outlined in detail at the time of concept plan endorsement.
However, in anticipation of a successful Local Government exclusion application, the City would
use the endorsed land use concept plan as the basis to prepare detailed policies and goals for
the range of land uses and prepare the OCP amending bylaw for Council’s consideration.
c) Scope of Work
i. Consultation Program & Engagement
Additional stakeholder consultation and public review will be necessary to re-instate the process and
prepare a new plan. The process will also include Council input at key milestones in the planning
process and external referrals and submissions for approvals. This is expected to include the
following:
Project Initiation & Branding:
Project start up for the Albion Flats planning process will include development of a new
project brand for ‘the Flats’, set up of an online project webpage, initial notification to the
community and stakeholders of the area planning process, and timeline of key dates
outlined.
Council Workshop:
A first step in re-engaging the area plan process will be to meet with Council to review the
2010 charrette outcomes and land use alternatives, understand current priorities and
opportunities.
Technical Assessment (internal):
Internal engagement with City departments will be required throughout the process. Key
people in each department will be identified for feedback at main points in the process. The
plan may require additional technical input at the drafting stage and/or assessment once
drafted to ensure the revised land use proposed is reasonable to move forward with, in
particular with respect to identified drainage, physical and environmental characteristics.
This assessment may require external consultant review and input.
Funding Mechanisms – It is estimated that costs to address drainage and agricultural
viability may be in the range of $25,000 to $50,000. A subsequent report to Council will
explore funding mechanisms.
Stakeholder Workshops:
Grouped stakeholder workshops (with landowners, community groups, etc.) will be held to
review and obtain feedback on the draft land use concept plan. The primary goal of these
workshops will be to reintroduce the area planning work, provide a land use framework and
identify stakeholder issues and interests with respect to an emerging draft land use concept.
9
Public Open House #1 – Draft Land Use Concept:
An initial public open house will be held for public to review and provide input on the revised
draft land use concept plan. The draft concept plan would be made available to Council prior
to the Open House.
Council Endorsement of the Land Use Concept Plan:
A summary of stakeholder and public input along with the technical assessment will be used
to refine and revise the draft land use concept. The final draft land use concept plan will be
presented to Council for endorsement and direction to prepare the Area Plan Bylaw and
proceed with ALC exclusion.
ALC Exclusion Application: Local Governments can make an application for exclusion of lands
from the ALR pursuant to s. 17(1) and 29(1) of the ALC Act (Block Applications). An
application must be made directly to the ALC and a public hearing must be held prior to
making an application for exclusion. A staff report on the ALC exclusion would be prepared
for Council consideration.
Early Referrals:
After Council endorsement of the land use concept plan, the plan will be provided for
external referrals, including Metro Vancouver for preliminary comment.
Area Plan Bylaw:
The steps in the bylaw approval process including agency referrals will be outlined in a
Council report.
10
ii. Timeline
The following table is an estimated timeline for the recommended planning process.
Timeline – Concept Plan &
ALC Exclusion Description of Tasks
1
October 5th, 2015 Council direction on area planning and option for land use
alternatives.
Fall/Winter 2015
Area Plan process start up. Background review and
assessment of Council priorities with respect to land use.
Stakeholder /public notification of process and online project
branding/set up.
Draft revised land use concept plan. Stakeholder and public
consultation.
2 Spring 2016
Revisions and final land use concept plan.
Internal review and technical assessment of land use
concept plan.
Council endorsed land use concept plan and direction to
prepare Area Plan Bylaw. Early referrals to agencies.
3 Summer/Fall 2016 Draft and submit ALR Block Exclusion Application. Draft Area
Plan during ALC deliberation.
Timeline – Area Plan Bylaw Description of Tasks
4 Start date pending ALC
decision.
1st Reading of OCP amending bylaw
Area Plan open house - stakeholder and public review.
RGS amendment approval prior to 2nd Reading and Public
Hearing.
Final Area Plan Bylaw and Council approval.
iii. Agency Referrals and Approvals
The Area Plan Process will require external referrals, an amendment to the Regional Growth Strategy
and inclusion within the Fraser Sewer Area Boundary.
Anticipated key referrals to facilitate approvals and endorsements within the Area Plan Process
include:
o Agricultural Land Commission
o MetroVancouver
o Translink
o Ministry of Transportation and Infrastructure
o School District 42
The Albion Flats Area Plan boundaries (north and south of 105th Avenue) are identified as a Special
Study Area on the Maple Ridge Regional Context Statement - Regional Land Use Designations and in
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Section 6.2.3. of the OCP except for several lots at the north west boundary and additional lots
fronting onto 240th Street south of 104th Avenue (see Appendix B, Map 3).
A request to remove the special study area and change a portion of the Regional land use will apply
to the entire area regardless of whether block exclusion is pursed. As a Special Study Area, the
amendment to the RGS will be a Type 3 minor amendment (see Appendix F for full text). This
requires an affirmative 50% +1 weighted vote of the metro Vancouver Board but does not require a
regional public hearing.
iv. Financial Implications
It is expected that much of the draft concept plan and area planning work will be completed in-house
and communications and engagement program will be handled through existing internal budgets.
However, technical input or assessment of the revised draft land use concept plan may be necessary
and prudent to outline options for drainage issues north of 105 th Ave or an agricultural remedial
action plan as outlined by the ALC as conditions to exclusion, and/or determine the feasibility and
prove land use options are viable prior to moving forward with a concept plan. It is estimated that
costs for this work may be in the range of $25,000 to $50,000, should this type of technical analysis
be required and externally outsourced. The budget request will be considered by Council during
business planning.
v. City Staff Lead and Interdepartmental Resources
The Planning Department would lead the Albion Flats Area Plan process with support from Strategic
Economic Initiatives, Engineering, Parks & Leisure Services, Property Management and Finance
Departments.
4. ALTERNATIVES
i. Pending Request for Reconsideration of ALR Resolution (North of 105th Avenue)
As mentioned earlier in this report the properties on the north side of 105th Avenue had made
applications for exclusion from the ALR and were subsequently refused by the Commission.
It is our understanding that one (or both) landowners to the north of 105 th Avenue are giving serious
consideration to submit a request for reconsideration on their Resolutions. In the event that Council
prefers to delay the area planning process for Albion Flats pending ALC reconsideration, Council
could pass the following resolution. Recognizing that there is no deadline for submission, nor is there
clarity regarding the length of time that will be required for a decision by the ALC, staff are suggesting
that the deferral be for a one year period.
1. THAT the Albion Flats Area Plan not commence until such time as the landowner(s) north of
105th Avenue has made their formal request for reconsideration to the ALC and a decision has
been rendered by the ALC, or a period of one year from the date of this report has elapsed
(October 6th, 2016)
It is noted that if Council elect to not proceed with the Albion Flats Area Plan that items (2) Area Plan
Process and (3) Recommended Option in this report need not be considered.
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ii. Area Plan Prioritization:
As noted earlier in this report, in November 2013 Council reaffirmed by resolution that Albion Flats
was a priority for the preparation of an area plan. However, two years have since passed and Council
may prefer to make other projects a priority. Should Council not wish to proceed with an Area Plan
and exclusion for the Albion Flats, it is recommended that Council pass the following resolution:
THAT the Albion Flats Area Plan not commence at this time and that staff be directed to bring
forward a report on potential area planning neighbourhoods following the endorsement of the
Hammond Area Plan concept.
It is noted that if Council elect to not proceed with the Albion Flats Area Plan that items (2) Area Plan
Process and (3) Recommended Option in this report need not be considered.
5. CONCLUSION
To date, Albion Flats has a long history of planning activity and represents a significant amount of
municipal time, resources and investment. In November 2013 Council reaffirmed by resolution that
Albion Flats was the priority for the preparation of an Area Plan. After Ridge Shopping Centres Inc.
(Smart Centres) changed its position and notified the City it would not proceed with a land exchange
and development proposal in December 2014, Council directed an options report be provided for
moving forward with the land use and planning of Albion Flats.
As a result, Council was provided with the report titled, ‘Albion Flats – History and Options Update’ in
March, 2015. This report provides the history and background of the Albion Flats planning process
and provides the background and basis of this report.
To proceed with Area Planning, Albion Flats will require a new land use concept plan. The scope of
work to prepare a revised land use concept plan and Area Plan Bylaw for Albion Flats based on the
2010 design charrette outcomes include four phases:
Phase 1: Re-establish and Initiate a Land Use Plan Process
Phase 2: Concept Plan Endorsement
Phase 3: ALC Exclusion
Phase 4: Area Plan Bylaw
The ALC has expressed support for a block exclusion application on lands to the south of 105th
Avenue with conditions, but do not support exclusion of lands north of 105th Avenue. Conditions for
exclusion of lands to the south of 105th Avenue seek to remediate the lands affected by surrounding
municipal development north of 105th Avenue and can be summarized as:
assessment of drainage and stream flow conditions;
remediation of agricultural lands north of 105th Avenue, and;
traffic flow to facilitate agricultural purposes.
A preliminary assessment to address drainage and restore the agricultural capability on the lands
north of 105th Avenue, prepared as part of the Smart Centres agreement, estimated the cost of
$2.1million. Options to reduce or cover costs will be outlined in a future Council report.
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It is expected a draft land use concept plan would be ready for endorsement in Spring 2016 with an
ALR exclusion application to follow. First Reading of the Area Plan Bylaw and a final Area Plan Bylaw
schedule will be dependent on the date of ALC approval.
Should Council wish to delay the planning process, pending a potential request for reconsideration of
ALR exclusion of lands north of 105th Avenue made by private landowners, or not proceed with Area
Planning for Albion Flats, alternatives are outlined in Section 4.
“Original signed by Anne-Marie Whittaker”
_______________________________________________
Prepared by: Anne-Marie Whittaker, BSc.,MLArch.
Planner 2
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL., MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by Frank Quinn”
_______________________________________________
Concurrence: Frank Quinn, MBA, P.Eng
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – OCP Policy
Appendix B – Albion Flats Map
Appendix C – Investment in Albion Flats
Appendix D – ALC Resolution
Appendix E – 2010 Charette Land Use Options
Appendix F – Albion Flats Land Use Concept Plan & Area Plan Bylaw Preparation Process Diagram
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Appendix A – OCP Policy
Albion Flats is consistent with OCP policy as an area in transition and opportunity for future re-
development.
Policy 10-2:
Maple Ridge will initiate the creation of area plans as a means to guide development:
a) Priority consideration will be given to an area in transition,
neighbourhoods that present the greatest opportunities for
redevelopment, or areas where Guide Plans are in existence;
b) Area Plans will be developed for the historic communities of Maple Ridge
including Hammond, The Ridge, Port Haney/Haney, Albion, Yennadon,
Webster’s Corners, Whonnock and Ruskin;
c) The Thornhill area is recognized as a new Community that requires an
area plan prior to urban development occurring in the area. This area
plan is a long-term priority for the City and will be initiated in accordance
with the Thornhill Urban Reserve policies of the Official Community Plan;
d) Subsequent area plans will be based on a consideration of each area’s
suitability for accommodating residential intensification.
Policy 10-3:
Area Plans will be developed utilizing a consultative approach that involves working
cooperatively with Provincial and Regional agencies, School District, community groups,
and residents and will include, but not be limited to the following:
a) Policies relating to the types and form of development, land use patterns,
and phasing;
b) Physical inventory of the site including an assessment of environmentally
sensitive areas, ecosystems and the impact of development;
c) An assessment of existing and future infrastructure, and a fiscal impact
analysis study;
d) A transportation study that addresses road connections, transit and
alternate modes of travel , and connections to the Regional Town Centre;
e) An assessment of parks and open space;
f) The provision of community amenities.
Policy 6-15:
Maple Ridge will work with Metro Vancouver, the Greater Vancouver Sewerage and
Drainage District (GVS&DD) and the Agricultural Land Comission (ALC) to determine the
future of the Albion Flats in conjunction with community, Regional, and Provincial goals.
Policy 6-16
Prior to Council giving consideration to a change in land use, an extension of municipal
services, or an amendment to the Urban Area Boundary, Maple Ridge will:
i. Develop and implement a Comprehensive Strategy as outlined in Section
11.1.3; and
ii. Collaborate with Regional and Provincial authorities to complete a
comparative analysis to review land use, social, economic, and
environmental goals.
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Appendix B – Albion Flats Maps
Map 1. Planning Area Boundaries
Albion Flats planning area boundaries do not include lands to the south of Lougheed Hwy. The Albion
Industrial lands to the south are within the Urban Area Boundary and are designated for Business
Park. These lands do not require provincial or regional approvals to develop and to maintain
autonomy of planning; these lands were not included in the Albion Flats Planning boundary.
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Map 2. ALR Lands in Albion Flats
The majority of Albion Flats is within the ALR with the exception of several properties along 240th
Street and northwest Lougheed Hwy. A land use change will require an application for exclusion. The
ALC has indicated support for an exclusion of lands south of 105th Avenue if the City can address
drainage and agricultural viability issues on properties to the north of 105th Ave. This has been
estimated in preliminary technical reports completed by Smart Centres in 2012 to be $2.1million.
Options for cost recovery will be the subject of a future Council report.
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Map 3 – Regional Growth Strategy and Special Study Area
Albion Flats planning area and special study area. The lands identified as a Special Study area will
require an amendment to the Regional Growth Strategy and inclusion within the Fraser Sewer Area
Boundary.
Type 3 – Minor Amendments to the Regional Growth Strategy (simple majority weighted vote and no
regional public hearing required).
“6.3.4 The following Type 3 minor amendments require an affirmative 50%+1 weighted vote
of the Metro Vancouver Board and do not require a regional public hearing:
(g) for those sites that are identified as Special Study Areas on the Special Study Areas and
Sewerage Extension Areas map, an amendment to one or more of the regional land use
designations set out in the Regional Growth Strategy and associated Urban Containment
Boundary adjustments.”
18
Appendix C – Municipal Time and Resource Investment in Albion Flats Area
Planning Process
Planning Work Completed to-date:
Consultant background & Technical reports (2010):
Storm & Sanitary Offsite Servicing Requirements
Existing Traffic Conditions & Potential Impacts
Water Servicing Summary
Agricultural Assessment
Socio-Economic Trends & Implications
Environmental Baseline Report
Analysis of Land Use Demands and Implications
o Technical reports completed as part of the Ridge Shopping Centres Inc. land
exchange agreement for properties specific to the land exchange:
Heritage Conservation Study & Feasibility – Spencer Farm Milk House
(2013)
Environmental Site Assessment, Phase 1 and 2 (2013)
Watercourse and Fish Habitat Assessment (2013)
Storm Analysis Summary (2012)
o An extensive engagement program (2010):
stakeholder engagement
design charrette
o Concept plan development (2012).
Recently Completed Plans that Affect Planning in Albion Flats:
The Transportation Plan (2014):
o Arterial/Collector road improvements
o Neighbourhood bikeway along the northern perimeter of Albion Flats
o West Coast Express Station Park n Ride and express bus connections
The Commercial & Industrial Strategy (2014):
o a plan for industrial lands within Albion Flats
o a West Coast Express Station at Albion
o develop Albion Flats south of 105th St. as a major employment hub, to be
planned in conjunction with redevelopment/intensification of Albion Industrial
Park.
The Parks, Recreation and Culture Master Plan (2010):
o addition of approximately 40 acres of new recreational facilities on the Albion
Flats to serve the growing population in the Albion area
o considers facilities and programming within the Albion Area at capacity
Land Use / Development:
Adjacent land area is surrounded by urban residential and industrial land use.
Albion Area Plan lands have seen recent major growth and development, increasing the
population and thereby desire for amenities, services, etc. in the area.
19
Bordered by the Lougheed Highway, Albion Flats has excellent visibility, access and
egress and is minutes from the downtown core.
While currently underserved by transit, the adjacent increasing density with the Flats
development could provide the impetus needed for future improved transit service
including west coast express and local services.
Existing active uses on the lands provide good opportunities to expand and serve nearby
growth and development within the City-wide goals (commercial nodes, employment,
recreation, etc.)
Current Municipal Investment:
Albion Flats is home to the Albion Sports Complex, Planet Ice, Golden Ears Winter Club
and Albion Fairgrounds. The site also hosts a number of community based and City-wide
events throughout the year. These facilities occur on ALR lands and are allowed by the
ALC as approved non-farm uses. In addition to ongoing maintenance of these facilities,
Parks & Leisure Services has also recently completed and/or planning new upgrades (as
a part of their masterplan) to the following:
o $380,000 upgrade to the children’s spray park (completed)
o $300,000 upgrade to the washroom / change room facilities (tender currently
out)
o Canada 150 Community Infrastructure Grant received to replace gravel fields
with artificial fields (recently received)
o 2 new baseball diamonds and 2 new soccer fields, running track and bleachers
o Additional parking upgrades
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Appendix D: ALC Resolution #2635/2011
The following are ALC conclusions for Albion Flats.
1. That the land north of 105 Avenue has agricultural capability, is suitable for agricultural use
and is appropriately designated as ALR.
2. That apart from the agricultural fairgrounds, the land south of 105 Avenue is of very limited
interest to agriculture, thus previous Commission proposals for limiting land use options may
be reconsidered.
3. That the draft concept plan, as proposed, will have an overall negative impact on agriculture
in DMR.
4. That the draft concept plan is inconsistent with the objective of the Agricultural Land
Commission Act to preserve agricultural land.
THAT the Commission not endorse the draft concept plan entirely as submitted but only in part;
THAT DMR be advised that while the Commission is prepared to cooperate towards future
commercial or industrial development at Albion Flats, it will do so in conjunction with restoration of
an agricultural future for that part of Albion Flats lying to the north of 105th Avenue;
AND THAT focusing on the area north of 105th Avenue the Commission will expect DMR to undertake
a comprehensive review of drainage and stream flow conditions in Road Thirteen Dyking District
with a view to resolving issues identified in the Golder Associates overview agricultural assessment
and the HB Lanarc environmental baseline report, that review to include
Preliminary consultation with Fisheries and Oceans Canada,
Preparation of an agricultural remedial action plan in consultation with the Commission, the
Ministry of Agriculture, Fisheries and Oceans Canada and the land owners, such a plan to
address all relevant issues including but not limited to drainage, long term access, buffering
or consolidation, and
Design to ensure that traffic patterns enable practical access and use by farm vehicles;
AND THAT the Commission will expect DMR to submit an application under section 29 of the
Agricultural Land Commission Act to exclude from the ALR the land lying south of 105 Avenue and
west of 240 Street together with any remnant areas elsewhere in DMR identified by the Commission
as being unsuitable for agriculture; Commission approval of such an application may be in part or in
whole conditional on progress toward the foregoing action plan;
AND THAT this response does not suggest or promote any move to eliminate the use of land at
Albion Flats as an agricultural fairground;
AND THAT the Commission recognizes that any implementation or action to be taken with respect to
the Commission’s response to the concept plan will require that DMR and land owners be
responsible for complying with applicable Acts, regulations and decisions of any authorities that
have jurisdiction under an enactment.
21
Appendix E – 2010 Design Charrette Land Use Options
Recommended option for the development of a new land use concept plan for Albion Flats is to
return to the four scenario options explored in the 2010 design charrette. This would be conducted
with Council input.
22
23
24
Land Use
Alternative
Selection
Amended
2011 Concept
Plan
New Land
Use Scenario
Revisit 2010
Charrette
Options
Albion Flats
Concept Plan
Endorsement
Prepare &
Submit ALR
Exclusion
Application
Revised
Albion Flats
Draft Concept
Plan
Area Plan Bylaw Approval Process (to be
outlined in detail at the time of concept plan
endorsement and ALR Application) :
Submission for RGS Amendment and
Metro Vancouver Board Approval
Consultation Event
Final Area Plan Bylaw
PHASE 1
RE-ESTABLISH & INITIATE AN
AREA PLAN PROCESS
PHASE 2
CONCEPT PLAN ENDORSEMENT
PHASE 3
ALR EXCLUSION
Assess Current
Conditions,
Plans &
Council
Priorities Public &
Stakeholder
Consultation
Concept
Plan—
Internal
Technical
Assessment
Appendix F - Albion Flats Land Use Concept Plan & Area Plan Bylaw Preparation Process Diagram
Council &
Key Staff
Council endorsement of
the land use plan
approach
Council workshop to
review land use
alternatives, ideas and
priorities.
Council review of draft land
use concept plan. Approval
to proceed with stakeholder
and community review.
Council endorsement of
the land use concept plan
and direction to prepare
Area Plan Bylaw.
Council adoption
of final Area Plan
Bylaw.
Timeline Fall/Winter 2015 Spring 2016 Summer / Fall 2016 Dependent on the timing of ALC decision
First Reading Second Reading
& Public Hearing
Preliminary
Referrals to
Agencies
PHASE 4
AREA PLAN BYLAW
6.2